Threatened elements of the Master Plan 2015

Elements of the Master Plan that are being threatened

1. Develop in a way that will not adversely impact existing infrastructure; “striving to maintain the rural character of these roadways, outside of hamlet and subdivisions”

  • Additional congestion will push over flow traffic on to secondary roads. In particular; Harris Hill Road, Goodrich Road, Greiner Road, Roll Road, and Clarence Center Road will be severely impacted.
  • A development of this size will expand the already congested traffic patterns on Transit Road farther north; possibly all the way to Clarence Center Road.
  • A proposed traffic entrance to the new Wegmans in very close proximity to the Roll Road Transit Road intersection will only add to the already growing traffic problems that exist on Roll Road. This new entrance is intended to be utilized as the primary entrance for trucks entering and exiting the proposed project.
  • A proposed new traffic light in front of the proposed project, only 1000 feet from the Highland Farms Drive Transit Road intersection.

2. Maintain the quality school system:

  • The new project is located directly across the street from Transit Middle School.
  • An additional traffic signal directly in front of the school’s bus entrance will increase traffic issues and pose a serious threat to children crossing Transit Road to either attend classes, extracurricular programs or utilize the school grounds after school hours.

3. Provide consistent enforcement of land use regulations

  • The Planning Board has once before recommended that the Section B zoning remain unchanged. The Town Board accepted this recommendation and Bella Vista’s proposed project was not allowed to move forward.
  • BJ Wholesale was DENIED a secondary access to Greiner Road.

4. Adopt an orderly and balanced growth plan which protects existing residential areas

  • If the rezoning of Segment B is approved, it sets a dangerous precedent for the future of development along the Transit Road commercial corridor; endangering hundreds of other homes, not just those directly adjacent to the Segment B property.
  • The current proposal affords only a 100 foot buffer between the existing neighborhood. It will be the smallest of any other development on Transit  Road in the Town of Clarence. Ex. Wal-Mart & BJ’s Plaza, Value Plaza and the Dairy Queen Plaza. Consider this: Your neighbor across the street is almost twice that distance away.
  • As existing buildings along Transit Road reach the end of their life cycle, developers will be able to use this precedent to move new developments closer to existing neighborhoods.

Adverse impacts on the quality the of life of existing residential neighborhoods near the Transit Road corridor

  • Lower property values – town’s tax base may not increase by this commercial development due to an offset from falling home values and thus lower taxes.
  • Increased potential for health related problems from exposure to pollution and exposure to standing water related diseases (increased exposure to mosquitoes from large retention pond)
  • Increased potential for unsafe traffic conditions
    • Additional volume of cars utilizing local roadways will intensify existing traffic concerns and create new problems.
    • Traffic looking to avoid Transit Road will utilize residential side streets to by-pass congested intersections.
    • Increased chance of both motor vehicle and pedestrian accidents
      • The residential areas surrounding this proposed project do not have sidewalks so the roadways are shared with pedestrians, bikers, and families enjoying their neighborhoods.
      • The crossing from Highland Farms Estates to Transit Middle School is already a major safety concern for parents who have children that walk to school.
  • Increase risk of property damage from prevailing winds and rising water tables, and water run-off.
  • Air pollution
    • Wegman’s has approximated that there will be between 40-50 small delivery trucks at the store each day and along with large semi tractor trailer trucks arriving at the store as late as midnight and as early as 5 AM
    • Idling diesel engines will subject the surrounding neighborhoods to toxic emissions. – There have been numerous studies linking diesel fuel emissions (diesel particulate matter, soot, carbon monoxide, sulphur and nitric oxide ) to increased risk of lung disease and asthma.
    • From constant cooking exhaust fumes.
  • Noise pollution –  from snow plows, car alarms, parking lot vacuums , semi trucks, trucks being unloaded, refrigerated trucks left continuously running, generators, trash compactors, and roof mounted refrigeration condensers
  • Light pollution –  from both building and parking lot exterior lights
  • Visual pollution:
    • The current proposal will locate the loading docks, large dumpsters and compactors at the rear of the store only 100 feet from adjacent properties; well within view of the surrounding family homes.
    • The new “state-of-the-art” shopping experience will be roughly 30 feet tall and the size of three football fields.
  • Our quality of life, our domestic tranquility, is going to be gone forever
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